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Ontario Land Transfer Tax Calculator

Provincial land transfer tax on an Ontario property purchase, with the first-time buyer refund.

Computed in your browser — nothing you enter is uploaded. Figures are presented for United States against IRC 2024, and every formula is cited under regulatory standards below.

Last verified 2026-08-27 · v1.0.0

Market
Imperial · sales tax

Land transfer tax payable

6475 CAD $

Check your inputs

Provincial tax only. Confirm the current schedule with the Ontario Ministry of Finance before relying on this for a closing.

Tax before refund
6475 CAD $
First-time buyer refund
0 CAD $
Effective rate on the price
1.3 %
Price plus tax
506475 CAD $
Price at which the refund is fully used
368333 CAD $

Running these inputs gives 6475 CAD $ as the land transfer tax payable. Price plus tax carries the most weight in this calculation, at 506475 CAD $. Note that purchase price (cad $) sits at the low end of the range this calculator was checked against, so treat the output as indicative rather than settled. Expect some drift against the real job; the calculation is solid but conditions on site are not. Currently reading for United States under IRC 2024 — pick a different market above and the figures re-cast accordingly.

Preliminary estimate, not certified engineering. This tool produces an indicative quantity calculation for planning purposes only — it is not a certified structural analysis, a guaranteed material takeoff, or a substitute for building department approval. Always verify measurements on-site and have a licensed contractor or structural engineer review any load-bearing, code-sensitive, or safety-critical work before purchasing materials or starting construction. Spotted an arithmetic or standards error? Report it to contact@craftquantities.com with your inputs — confirmed fixes become pinned regression tests.

[Schema Verified] Computed in alignment with American Concrete Institute (ACI 318-19) formulas and International Residential Code (IRC 2024) spatial boundaries.

Regulatory standards & verification citations

  • Ontario Land Transfer Tax Act rates: 0.5% to $55,000; 1.0% to $250,000; 1.5% to $400,000; 2.0% to $2,000,000; 2.5% above, for one or two single-family residences
  • Ontario first-time homebuyer refund: maximum $4,000 of provincial land transfer tax

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Frequently asked questions

Is this the whole land transfer tax I will pay?
Only if the property is outside Toronto. The City of Toronto charges its own municipal land transfer tax in addition to the provincial one, which for most purchases roughly doubles the total. This calculator deliberately computes the provincial tax alone rather than approximating a municipal schedule it would have to guess at — check the city's own table and add it.
How does the first-time buyer refund work?
It reduces the provincial tax by up to $4,000, which fully covers a purchase of about $368,000. Above that the refund is capped and the balance is payable — so a first-time buyer at $500,000 still owes $2,475. Eligibility is strict: never having owned a home anywhere in the world, and a spouse who has not owned one during the marriage.
Why does the tax rise so gently at low prices?
Because it is a slice tax with a shallow bottom band. Half a percent on the first $55,000 is $275, and the rate only reaches 2% above $400,000. The effective rate on a $500,000 purchase is about 1.3%, not 2% — the marginal rate at the top of the price is not the rate you pay on the whole of it.